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Assessment Letter · MCU20/0125
Thursday, 12 November 2020
Our Ref: 20178 / Office: Sunshine Coast
NOOSA COUNCIL
PO BOX 141
TEWANTIN QLD 4565
ATTENTION: The Chief Executive Officer
Dear Sir
LODGEMENT OF DEVELOPMENT APPLICATION
MATERIAL CHANGE OF USE APPLICATION FOR A DWELLING HOUSE
1089 COOTHARABA ROAD, COOTHARABA
LOT 7 ON SP142413
Please find enclosed Development Application for Material Change of Use in respect to the above site.
In support of the application, please find attached:
• DA Form 1;
• Landowners Consent;
• Architectural Plans prepared by Sprout Architects.
It is understood that an application fee of $2,242.00 is applicable for the proposed development
application. This will be paid upon receiving a reference number and invoice from council.
SUBJECT SITE
The site comprises an area of 399,825.9m2 and is currently vacant land. The site has a road frontage to
Cootharaba Road of approximately 198m. The site contains some existing mature vegetation to the
north and rear of the subject site. This vegetation is mapped as significant at both local and state level.
The topography of the site consists of a gradual slope towards the north-eastern boundary and the
stream located to the rear of the site.
PROPOSED DEVELOPMENT
This application seeks a development permit for a Material Change of Use to establish a Dwelling
House at the above-mentioned site.
The proposed dwelling comprises of a single storey, low-rise built form that is generally responsive to
the topography of the subject site. The dwelling comprises of 4 bedrooms, media room, office and a
large living space that looks out towards an outdoor terrace to the rear of the dwelling. The dwelling is
provided with a 3 car garage that is connected to the main dwelling via a roof.
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A separate 3-bay farm shed is provided north-west of the subject dwelling the storage of vehicles
associated with the maintenance of the property.
The proposed development comprises a total site cover of 1,093m2 or 0.27% of the total site area and
comprises setbacks to the boundaries as follows:
Boundary Setback
North 100m
South 23m
East (Frontage) 180m
West (Rear) 677m
Access to the premises is to be provided via Cootharaba Road. The proposed driveway is
approximately 218m in length and 5m in width, allowing for the vehicle passing. Additionally, over
170m of the propose driveway is to be predominately straight, supporting a high level of visibility for
vehicles entering and existing the site.
The proposed dwelling is to be provided with a rainwater tank of at least 60,000L and an effluent
disposal system capable of servicing the sewerage demands of the premises.
STATE PLANNING INTERESTS
The Planning Regulation 2017 (the regulation) sets out assessment benchmarks which are additional or
alternative to the Assessment Benchmarks contained in the local planning instruments. These
Assessment Benchmarks are prescribed as being contained in:
• The SEQ Regional Plan and Part E of the State Planning Policy, to the extent that they are not
appropriately integrated into the planning scheme; and
• Schedule 10 of the Planning Regulation 2017.
As the Noosa Plan 2020 only came into effect on 31 July 2020, matters relevant to the SEQ Regional
Plan and Part E of the SPP are considered to be appropriately integrated into the planning scheme.
Additionally, from review of Schedule 10 of the regulation and the State Assessment and Referral
Agency (SARA) mapping, it is determined that the proposed development is not subject to any
additional assessment.
On this basis, it is determined that the proposed development is consistent with all relevant state
planning interests.
NOOSA PLAN 2020
Under the Noosa Plan 2020, the subject site is included in the Rural Zone.
Definition
Under the planning scheme, the proposed development is defined as follows:
“ Dwelling House” - means a residential use of premises involving—
a) one dwelling for a single household and any domestic outbuildings associated with the
dwelling; or
b) one dwelling for a single household, a secondary dwelling and any domestic outbuildings
associated with either dwelling.
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Level of Assessment
Within the Rural Zone, the proposed dwelling house is accepted development subject to compliance
with the relevant acceptable outcomes under the Rural Zone Code and Low Density Housing Code.
Review of these codes has determined minor non-compliances with some of the outcomes of the
Rural Zone Code. Accordingly, the proposed development is subject to Code Assessment.
Overlays
Under the planning scheme, the site is identified to be subject to the following overlays:
• Acid Sulfate Soils Overlay;
• Agricultural Land Overlay;
• Biodiversity, Waterways and Wetlands Overlay;
• Bushfire Hazard Overlay;
• Flood Hazard Overlay;
The proposed dwelling is located on land outside of land subject to the above overlays, with the
exception of the Agricultural Land Overlay. Assessment relevant to the Agricultural Land Conservation
Area is undertaken as part of the Rural Zone Code below.
Minor vegetation clearing is proposed within the road reserve directly fronting the subject site for the
establishment of a new driveway crossover. The provision of this driveway is conditioned as part of
associated approval RAL20/0016 and is located to minimise the extent of clearing required. Works
associated with the establishment of the driveway is defined as operational works and is not proposed
as part of this development application. Operational works may be lodged under a different cover, if
necessary.
Development Codes
As specified above, the proposed dwelling house has only noted non-compliance under the relevant
outcomes of the Rural Zone Code, with outcomes under the Low Density Residential Zone either
compliant or capable of being conditioned to comply. Assessment against the outcomes of the Rural
Zone code has been undertaken below:
Performance Outcomes Acceptable Outcomes Compliance
PO2 AO2.4 Compliant with Performance
Development does not result No sensitive land use is Outcome
in the loss or diminished established closer than 200 All land adjoining the subject site
productive capacity of metres from land on an is within the Rural Zone and
Agricultural Land adjacent property included in mapped as Agricultural Land
Conservation Area. the Rural zone and mapped as Conservation Area. The proposed
Agricultural Land Conservation dwelling is located 20m from the
Area as shown in Agricultural southern property and approx.
Land Overlap Maps in schedule 180m from the northern site.
2. Accordingly the proposed
dwelling is unable to comply with
AO2.4.
With regard to compliance with
PO2, it is determined that the
surrounding land is unable to
establish rural land uses within
proximity to the subject dwelling
due to existing sensitive land uses
located on the sites. Particularly,
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the Rural Activities Code specifies
that proposed animal husbandry
and intensive animal industry uses
should be over 150m from
sensitive land uses. Accordingly,
the existence of dwelling houses
on adjoining land already
prohibits the establishment of
these land uses.
Based on the above, it is
determined that the proposed
dwelling is compliant with PO2.
PO7 AO7.1 Complies
Buildings and other Buildings are no more than The proposed dwelling comprises
structures: two storeys in height. a maximum height of 2 storeys.
a) are low rise; AO7.2 Compliant
b) minimise the appearance With the exception of Class 10 The proposed dwelling comprises
of bulk to adjacent buildings or structures used a maximum building height of
properties, roads or exclusively for a rural activity, 7.15m.
other areas in the vicinity buildings and structures are no
of the site; and more than 8 metres in building
c) respect the scale of height providing that they may
surrounding vegetation be up to 9 metres where the
and maximises pitched roof but no other part
opportunities to retain of the building or structure
existing vegetation on exceeds 8 metres.
site. AO7.3 Compliant
With the exception of Class 10 The proposed dwelling house
buildings or structures used comprises a gross floor area of
exclusively for a rural activity, 486m2.
individual buildings or roofed
structures do not exceed
500m2 gross floor area.
PO8 AO8.4 Compliant
Notwithstanding that In addition to the The proposed dwelling comprises
intensive rural activities may circumstances of AO8.1, to a minimum boundary setback of
need greater separation AO8.3 above, buildings and 20 meters to all boundaries.
distances, buildings and structures meet the following
other structures are minimum boundary setbacks:
appropriately sited and a) 20 metres from a property
designed to: boundary of adjoining land
a) avoid environmental in the Environmental
harm or nuisance to management and
sensitive land uses, conservation zone;
including adverse b) a distance greater than the
impacts on amenity width of the riparian buffer
values, over and above area shown on
what could reasonably be Biodiversity, Waterways
expected in the rural and Wetland Overlay
zone; maps;
b) avoid adverse impact on c) 10 metres from a road
ecologically important frontage; and
areas including National d) 10 metres from the side
Parks, watercourses, and and rear boundaries or 6
wetlands; metres where the lot area
c) mitigate risks associated does not exceed 1 hectare,
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with the use of chemicals with the exception that if
or air pollutants; and the height of the building
d) avoid conflict with rural or structure exceeds 9
uses and activities on metres the setback to the
adjoining properties. side and rear boundaries is
equal to twice its height in
metres.
AO8.5 Compliant with Performance
On properties over 2 hectares Outcome
in area, a distance of not less As specified above, the proposed
than 200 metres is provided dwelling is located a minimum of
between a sensitive land use 20m from surrounding land, of
and land on an adjacent rural which is within the rural zone and
zone property over 4 hectares mapped as within the Agricultural
in mapped Agricultural Land Land Conservation Area.
Conservation Area. Accordingly, the proposed
dwelling does not comply with
AO8.5
With regard to compliance with
PO8, it is determined that the
most relevant point is (d), which
relates to conflict with rural uses.
As stated above, where related to
compliance with PO2, it is
determined that the surrounding
land are already unable to
establish rural land uses in
proximity to the subject site.
Accordingly, the proposed
dwelling house is not considered
to be impacted by rural land uses
on adjoining land and compliance
with PO8 is determined to be
achieved.
PO12 AO12 Compliant
Development and associated Development and associated All works associated with the site
site works do not directly, site works, including filling and are free from identified flood
indirectly or cumulatively excavation are designed and prone land.
cause adverse impacts constructed to ensure overland
external to the development flow and/or flooding is not
site by: worsened, impeded, or
a) causing ponding of otherwise diverted to adversely
water; affect other properties.
b) increasing flooding,
which adversely affects
the safety or use of any
land upstream and
downstream;
c) adversely affecting the
flow of water in any
overland flow path.
PO13 AO13 Not Applicable
Development does not Development on land
detract from the scenic adjoining the major road
amenity of the hinterland as network, Lake Macdonald or
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experienced from the major the Noosa River system
road network or waterways. minimises visual impacts on
the scenic amenity of the
roadway or waterway by:
a) sensitive siting and design
of buildings, structures,
driveways and works;
b) retaining existing
vegetation;
c) incorporating landscape
treatments to visually
screen and soften
development; and
d) incorporating building
materials and external
finishes that are
compatible with the site’s
visual character and
landscape setting.
PO15 AO15.1 Compliant
The landscape character and To protect scenic amenity and The site is not subject to sloping
visual amenity quality of hill other landscape qualities, of greater than 25%.
slopes and ridgelines are buildings, structures and
retained and buildings and associated accessways are not
structures: constructed on land with a
a) are visually responsive to slope greater than 25%.
the natural topography AO15.2 Not Applicable
of the site, sitting within On sloping sites or on
the landscape rather than ridgelines at the uppermost
dominating it; edge of a hill slope:
b) step down slopes or use a) roof lines are generally
suspended floor parallel with contours of
construction, minimising the land;
cut and fill and avoiding b) roofs do not exceed a
benching of the site; pitch of 15 degrees; and
c) allow for retention of c) buildings do not protrude
natural vegetation that above the height of
assists in screening or prevailing vegetation.
visually softening AO15.3 Compliant
development; and Cut or fill is less than 1.5 The subject site does not
d) incorporate materials, metres in depth relative to comprise of any significant slope
finishes and colours that natural ground surface. and will not require significant
complement the natural earthworks to establish the
setting and integrate proposed dwelling.
with the landscape and
skyline.
CONCLUSION
The dwelling has been located as to be free from all natural hazards. The development does not
impact on mapped vegetation on site and does not pose any additional impact upon the agricultural
significance of land within proximity of the subject site. It is determined that the proposed dwelling
house achieves compliance with all performance outcomes under the Rural Zone and Low Density
Housing Codes.
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As such it is determined that approval of the proposed dwelling house is warranted. Should you have any questions with respect to the above, please do not hesitate to contact me direct. Yours faithfully PROJECT URBAN Glen Wright Director Email: [email protected]
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